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Home My WebLink AboutCD New 45-Unit Townhome Development - 350 Merrydale Road - 3833 Redwood Hwy PPT2350 Merrydale Road Campus Property Group 3 R’S SCHOOL SITE SAN RAFAEL MONDAY FEBRUARY 3, 2020 MULTI-FAMILY RESIDENTIAL 45 TOWNHOMES & FLATS 2.28 ACRES, 20 DUA Campus Property Group CONSTRAINTS: •US 101 –Redwood Highway •Creek/Maintenance easement •Privacy concerns •Transitional area OPPORTUNITIES: •Workforce housing •Ridgeline views •Proximity to SMART CONSTRAINTS TO OPPORTUNITIES ZONING FRAMEWORK •GENERAL PLAN: ……………………….. General Commercial –Allows Res. •ZONING: …………………………………… PD –Adult Day Care •SMART/CIVIC CENTER AREA PLAN: .….. Up to 43 DUA –98 units •36' HEIGHT LIMIT •PROJECT IS 20 DUA ON 3 FLOORS -45 units Campus Property Group SITE PLAN Campus Property Group •2.28 ACRES GROSS •45 UNITS •20 DUA •9 BMR UNITS •PARKING 94 Parking spaces 87 In garages 7 Spaces on-site Plus 9 street spaces LANDSCAPE PLAN ENHANCE CREEK •Pedestrian Access •Dual Purposes AMENITIES •Community Room with deck •Plaza with seating along creek •Paseos with seating LANDSCAPE SCREENING •Evergreen trees on Merrydale •Existing tall trees on south P/L to remain Campus Property Group ADDRESSING FEEDBACK •ENTHUSIASTIC SUPPORT FROM DRB •CONTEMPORAY ARCHITECTURE •NARROW RANGE OF UNIT TYPES •LIMITED COMMUNITY ACTIVITY SPACES •PRIVACY CONCERNS •NOTHING •PROVIDED •ELIMINATED SOME LARGER UNITS •ADDED STACKED FLATS •ADDED PRIVATE COMMUNITY FACILITY •ELIMINATED ROOF DECKS •ELIMINATED ADUs Campus Property Group SUPPORT •STRONG STAFF RECOMMENDATION •RAFAEL MEADOW HOMEOWNERS •CIVIC CENTER ARMS HOMEOWNERS •UNANIMOUS DESIGN REVIEW APPROVAL •UNANIMOUS PLANNING COMMISSION APPROVAL •MULTIPLE JURISDICTIONAL AGENCIES Campus Property Group COMMUNITY SPACE Campus Property Group PROJECT BENEFITS •ADDS 45 MUCH NEEDED UNITS CLOSE TO SMART •20% FOR-SALE BMR UNITS AFFORDABLE TO MODERATE AND LOW INCOME INDIVIDUALS •IMPROVED PEDESTRIAN AND TRAFFIC CIRCULATION •PROVIDES INDOOR/OUTDOOR COMMUNITY ROOM •DUAL USE CREEK PROMENADE WITH ACTIVITIES FOR KIDS •GALLINAS CREEK ENHANCEMENT •COMPLETES MERRYDALE FRONTAGE •ACTIVATES THE CREEK Campus Property Group FROM GALLINAS CREEK PROMENADE Campus Property Group END BACKUP SLIDES TO FOLLOW Campus Property Group WHY NOT MORE? •WOULD REQUIRE ADDITIONAL HEIGHT •WOULD REQUIRE STRUCTURED PARKING •LIKELY APARTMENTS, NOT FOR-SALE CONDOS •COMPLICATES THE PROJECT •LOWERS THE CHANCE OF GETTING BUILT QUICKLY Campus Property Group PARKING STANDARDS CITY MINIMUM IS THE SAME AS STATE MAXIMUM PARKING STANDARDS •1 Space for one-bed •2 Spaces for two-bed or three-bed •2.5 Spaces for four or more beds •Guest spaces inclusive PROJECT MEETS BOTH STANDARDS Campus Property Group PROJECT OVERVIEW •41 THREE-STORY FOR SALE TOWNHOMES •4 FOR SALE STACKED FLATS 9 PLAN 1:1,285 Sq. Ft. 2-bedroom w/2 car tandem garage 12 PLAN 2:1,461 Sq. Ft. 2-bedroom w/2 car garage 10 PLAN 2X:1,461 Sq. Ft. 3-bedroom w/2 car garage 2 PLAN 3:2,119 Sq. Ft. 3-bedroom + Bonus Room w/2 car garage 8 PLAN 3X:2,119 Sq. Ft. 4-bedroom w/2 car garage 4 PLAN 4 & 5: 741 –836 Sq. Ft. 2-bedroom flats w/1 or 2 car garage •20% BMRs AFFORDABLE TO LOW AND MODERATE INCOME FAMILIES Campus Property Group GALLINAS CREEK CHARACTERISTICS: •Highly disturbed •2:1 rip rap bank (to remain) •Barren of landscaping DUAL PURPOSE TREE LINED PROMENADE PROPOSED Campus Property Group GALLINAS CREEK PROMENADE •CELEBRATES CREEK •PEDESTRIAN CIRCULATION •SEATING AND GATHERING SPOTS PROMOTE COMMUNITY •KIDS ACTIVITY AREAS •“EYES ON THE CREEK” PROMOTES SAFTEY •MAINTENANCE ACCESS •DUAL USE •TREE LINED Campus Property Group HIGHLIGHTS •45 THREE-STORY TOWNHOMES AND FLATS •9 BMR UNITS AFFORDABLE TO LOW AND MODERATE INDIVIDUALS •PROVIDES CIRCULATION FROM REDWOOD TO MERRYDALE •CELEBRATES THE CREEK •DUAL USE OF THE MAINTENANCE EASEMENT •ORIENTATION TO THE CREEK AND MERRYDALE •INDOOR/OUTDOOR COMMUNITY FACILITY Campus Property Group APPROVALS REQUESTED •DESIGN REVIEW •TENTATIVE MAP •SUBDIVISON EXCEPTION TO ALLOW 30’ RIGHT OF WAY •NEW PD / USE PERMIT •CONCESSION TO ALLOW TANDEM PARKING –10 UNITS •CEQA REVIEW PRIVACY CONCERNS •ROOF DECKS ELIMINATED •BUILDING HEIGHT RESTRICTED TO 35’ ALLOWED •DECKS ON MERRYDALE RESTRICTED TO 2ND FLOOR •NO DECKS FACING APARTMENT BUILDING •REDUCED WINDOW SIZE ON BUILDING FACING APARTMENTS •EVERGREEN TREES ON MERRYDALE •EXISTING TREES ON SOUTH P/L TO REMAIN Campus Property Group MERRYDALE ELEVATIONS (1) Campus Property Group WEST (BLDG.1) EAST (BLDG.2) EAST (BLDG.1) WEST (BLDG.2) SOUTH (BLDG.1) NORTH (BLDG.2) NORTH (BLDG.1) SOUTH (BLDG.2) Building 1 and 2 (6 Plex) Exterior Elevations 1 2 3 4 8 5 67 GRADE5 FT. FROM BUILDING (-.8 FT.BELOWFLR.)±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT (TOROOFMIDPOINT) 9WEST(BLDG.1) EAST (BLDG.2) EAST (BLDG.1) WEST (BLDG.2) SOUTH (BLDG.1) NORTH (BLDG.2) NORTH (BLDG.1) SOUTH (BLDG.2) Building 1 and 2 (6 Plex) Exterior Elevations 1 2 3 4 8 5 67 GRADE5 FT. FROM BUILDING (-.8 FT.BELOWFLR.)±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT (TOROOFMIDPOINT) 9 MERRYDALE ELEVATIONS (2) Building 9 (4 Plex) Exterior Elevations WEST EASTSOUTH NORTH 1 2 3 4 8 5 67 ±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT(TOROOFMIDPOINT) GRADE5 FT. FROM BUILDING (-.8 FT.BELOWFLR.) 9 Building 9 (4 Plex) Exterior Elevations WEST EASTSOUTH NORTH 1 2 3 4 8 5 67 ±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT(TOROOFMIDPOINT) GRADE5 FT. FROM BUILDING (-.8 FT.BELOWFLR.) 9 Campus Property Group SIDE TO APARTMENTS STREET SCENE 350 MERRYDALE Campus Property Group INSPIRATIONAL IMAGERY -DUBLIN 350 MERRYDALE ROAD Campus Property Group CONTEXT Campus Property Group POSSIBLE PUMP STATION MARIN LAGOONS •8’ X 17’ FOOTPRINT •3’ 6” X 20” HOUSING •BLENDS INTO LANDSCAPING LOTS 34 & 41 VIEW TO WEST PLAN 1 Campus Property Group PLAN 2 Campus Property Group PLAN 2X Campus Property Group PLAN 3 Campus Property Group Plan 3X Campus Property Group PLAN 4 & 5 AND COMMUNITY ROOM Campus Property Group Plan 4X & 5X Campus Property Group STATE DENSITY BONUS LAW65915 (E) (1) •IN NO CASE MAY A CITY…APPLY ANY DEVELOPMENT STANDARD THAT WILL HAVE THE EFFECT OF PHYSICALLY PRECLUDING THE CONSTRUCTION OF THE PROJECT AT THE DENSITY PROPOSED Campus Property Group